2018 Annual Appraisal Report

Transcription

1 2018 Annual Appraisal Report SUMMARY OF APPRAISAL ACTIVITIES, EXEMPTIONS, EQUALIZATION AND TAX RATES FOR 2018 TAX YEAR Wendy Grams, RPA, CTA, CCA CENTRAL APPRAISAL DISTRICT OF BANDERA COUNTY P. O. BOX 1119 / 1206 MAIN ST BANDERA, TX 78003

2

3 Introduction The Central Appraisal District of Bandera County is a political subdivision of the state. The jurisdictional boundary of the Appraisal District covers 798 square miles. The Constitution of the State of Texas, the Texas Property Tax Code, and The Rules of the Texas Comptroller s Property Tax Assistance Division govern the operation of the appraisal district. Mission Statement The mission of the Central Appraisal District of Bandera County is to courteously and efficiently serve the citizens, property owners, and taxing units of Bandera County by timely producing an accurate, complete, and equitable appraisal roll. We expect excellence in the services we provide, and recognize that excellence shall be achieved through individual and team effort on the part of well-trained, motivated personnel. Accordingly, we are committed to creating and maintaining a work environment that provides and supports innovation and change as essential to effective performance in a constantly changing society. We are also committed to earn and keep the public s trust and confidence in the work we perform, striving to provide quality services and demonstrating a professional attitude. This is accomplished by properly administering the laws under the property tax system and operating under the standards of: The Property Tax Assistance Division of the Texas State Comptroller s Office The International Association of Assessing Officers The Uniform Standards of Professional Appraisal Practice Purpose of Report This report serves as the official for the Central Appraisal District of Bandera County located at 1206 Main Street, Bandera, Texas It has been drafted in compliance with the International Association of Assessing Officers (IAAO) Standards on Public Relations, Section 6.5: Annual Reports. A copy of this report can be obtained in person from the District s office or from the District s website at Legislative Changes The Texas Legislature meets in odd-numbered years. Customarily, the Property Tax Assistance Division of the Texas Comptroller of Public Accounts publishes a booklet explaining all the Texas property law changes for that legislative session. Once available, a copy of that booklet will accompany this report. In the 2017 session, several changes were made to the Texas Property Tax Code that affected the 2018 appraisal year. One of those changes was that the deadline to protest date was changed to May 15. The district notified the public of the change in protest deadline through various publications including the local newspaper and the district s website. The district also conducted an informational seminar on May 1 at the Bandera Electric Co-Op meeting room. Approximately 120 citizens were in attendance. 1

4 Governance The appraisal district is governed by a Board of Directors with the primary responsibilities to: Establish the district s office Adopt its operating budget Contract for necessary services Hire the Chief Appraiser Appoint the Appraisal Review Board members Provide advice and consent to the Chief Appraiser concerning the appointment of the Agricultural Advisory Board Approve contracts with appraisal firms selected by the Chief Appraiser to perform appraisals Make and adopt general policies on the operations of the district Biennially develop a written plan for the periodic reappraisal of the property within the district To be eligible to serve on the board of directors, a person must have resided within the boundaries of the county for at least two years prior to their appointment. The board is appointed by the taxing entities within the district. The Chief Appraiser is the chief administrator of the appraisal district and is hired by the board of directors. Appraisal Review Board Members are appointed by the board of directors to settle value disputes between the property owner and the appraisal district. They serve staggered terms and may serve 3 consecutive terms of 2 years. The Texas Comptroller instructs the board members on their course of duties. The Ag Advisory Board is appointed by the Chief Appraiser with the advice and consent of the board of directors. This board helps determine typical practices and standards for agricultural activities in the district. They serve two-year terms and meet at the call of the Chief Appraiser. Financial Results The Central Appraisal District of Bandera County strives to provide accurate appraisals and office efficiency using all resources, including technology to provide taxpayer friendly service to the public. The following chart demonstrates the district s cost per parcel between the years 2014 through Appraisal Year # of Parcels MAP Tier Annual Budget Cost Per Parcel ,265 2 $1,022, $ ,203 2 $950, $ ,305 2 $870, $ ,281 2 $810, $ ,342 2 $696, $

5 Taxing Jurisdictions The Central Appraisal District of Bandera County is responsible for appraising properties within the county boundaries. The following jurisdictions fall within that scope: Bandera County City of Bandera Bandera ISD Medina ISD (Split with Kerr County) Utopia ISD (Split with Uvalde, Real and Medina County) Northside ISD (Split with Bexar County) Bandera County River Authority and Ground Water District Flying L PUD ESD#1 Property Types Appraised The district is comprised of a total of 35,011 parcels. The following chart depicts the various property types and their percent of the overall parcel count and market value, respectively. PTAD Classification Property Type CAD Parcel Count Market Value % of Parcel Count % of Market Value A Single Family Residences 7,199 $847,720, % 20.07% B Multi-family Residences 20 $4,766, % 0.11% C Vacant Lots 10,972 $128,530, % 3.04% D1 Qualified Ag Land 6,622 $1,725,854, % 40.86% D2 Improvements on Qualified Ag 569 $11,942, % 0.28% E Rural Land Non-Qualified Ag 7,028 $1,053,945, % 24.95% F1 Commercial Real Property 587 $138,655, % 3.28% F2 Industrial Real Property 1 $1,837, % 0.04% G1 Oil and Gas 66 $170, % 0.00% J Utility Properties 152 $34,852, % 0.83% L1 Business Personal Property 1,247 $29,442, % 0.70% L2 Industrial Personal Property 4 $262, % 0.01% M1 Manufactured Housing 921 $30,589, % 0.72% O Residential Inventory 192 $2,644, % 0.06% S Special Inventory 18 $272, % 0.01% X Exempt Property 892 $211,898, % 5.02% Source: 2018 Certified Appraisal Roll for CAD $4,223,386, % 3

6 Appraisal Operation Summary In accordance with the Reappraisal Plan, Bandera CAD is divided into three areas. Each year, all property; real, residential, and commercial within one of these areas is to be reappraised, regardless of any ratio study findings. Year Three (YR3) has an estimated parcel count of 6,400 parcels. It includes parts of Medina and Utopia School Districts which overlap with Uvalde, Medina, Real and Kerr counties. The district also continued to identify, review, and appraise properties with new construction throughout the district; locate properties demolished and make appropriate adjustments to those accounts involved; locate and value manufactured housing and calculate an appraised value for those items; and lastly, the district continued to review and inspect commercial property, review renditions from business personal property accounts and mineral and utility accounts. All properties in the county were revalued to reflect the current market trend analysis data reflected by the sales occurring in the county. The district conducted an internal ratio study to validate the accuracy of its mass appraisal system with the following overall statistical results: Mean Level of Appraisal Median Level of Appraisal Weighted Mean Coefficient of Dispersion Price Related Differential Number of Observations 434 Source: 2018 ISD Sale Ratio Report from 1/1/2017-3/28/2018 Based upon the Mass Appraisal Standards adopted by the International Association of Assessing Officers, the above statistics indicate that the district s mass appraisal system is accurately and uniformly appraising property. Property Discovery The district aggressively seeks to discover all newly constructed or added property each year through examination of: City and county building permits Filed material/mechanics liens Mobile home installation reports Septic tank permits Advertisements Field inspection discovery Public word of mouth Aerial imagery The use of these discovery tools added approximately $39,658,915 of taxable value to the appraisal roll for 2018.* *Source: 2018 Certified Appraisal Roll for CAD 4

7 Exemption Data Property owners may qualify for a variety of exemptions as provided by the Texas Constitution. Some of the most commonly occurring exemptions are described below. Other less occurring exemptions are available and described at the Comptroller s web site. RESIDENTIAL HOMESTEADS Mandatory Exemptions Local option Exemptions Partial Total 11.13(d) 11.13(n) Entity General HS Over 65 Disabled Person DVHS O65 DP All HS City of Bandera 10, % $5,000 7% or 5,000 Bandera County 100% $10,000 $3,000 1% or 5,000 Bandera ISD $25,000 $10,000 $10, % $6,000 Medina ISD $25,000 $10,000 $10, % $10,000 Utopia ISD $25,000 $10,000 $10, % Northside ISD $25,000 $10,000 $10, % $13,330 $13,330 Homestead exemptions for the 65 and older property owner, the disabled property owner, and surviving spouse of each of those (if the spouse is 55 or older) creates a tax ceiling prohibiting increased taxes on the homestead on existing buildings. An increase in the market value does not increase taxes for these types of homesteads. (Any new areas added to the home site will cause the ceiling to be readjusted in the next tax year.) Homestead exemptions are available on up to 20 acres with home. The other taxing jurisdictions have not adopted tax ceilings for the over 65 or disabled homeowners. All homeowners with qualified homesteads are subject to the placement of a homestead cap which prohibits the increase of taxable value on the homestead property to ten percent per year. Market value can still be reflective of the local real estate market. Disabled Veterans In addition to the residential homestead exemption allowable to disabled veterans with a 100% service connected disability, disabled veterans are allowed a general exemption on any property they own based upon the percentage rating as determined by the Department of Veterans Affairs. Current exemption amounts are: DAV EXEMPT RATING AMOUNT 0-29% $5, % $7, % $10, % $12,000 5

8 Other Exemptions Other common exemptions are: Cemetery Exemptions Religious Organizations Primarily Charitable Organizations Charitable Organizations Veteran Organizations Chapter 11 of the Property Tax Code discusses other allowable exemptions. Preparation of Appraisal Roll The Chief Appraiser prepared for the assessor of each entity participating in the district, an estimate of the taxable value of property in that taxing unit per Sec (e) of the Texas Property Tax Code. A letter was prepared for each of these taxing units along with the estimate of taxable value of property in that taxing unit. Valuation notices for real property were mailed to property owners Friday April 13, Business Personal Property and Mineral & Utility valuation notices were mailed to property owners May 15, Appeal Information State Law requires the appraisal district to mail Notices of Appraised Value to property owners if: New property has been included for the first time on the appraisal roll Property ownership changes A change in taxable value of $1,000 or more (if approved by the Board of Directors) A rendition statement was filed on the property Property has been annexed or de-annexed to a taxing jurisdiction In 2018, the district prepared and mailed 17,011 notices of value to property owners. From these notices, 1,915 protests were filed in the district. Appraisal District staff settled informally 1,491 while 341 were withdrawn or no shows. Certified Appraisal Roll With the majority of the value not under protest the Appraisal Roll was certified by the Chief Appraiser on June 29, Mass Appraisal Report The District is required to prepare a written mass appraisal report and it must comply with USPAP Standard 6. The report was prepared by the Chief Appraiser and was certified on June 29,

9 Certified Values The Chief Appraiser certified market and taxable values to each taxing jurisdiction on June 29, The values were: Entity Certified Parcel Count Certified Market Value Certified Net Taxable City of Bandera 1,161 $150,229,511 $97,957,597 Bandera County 35,011 $4,223,325,069 $2,186,863,810 Bandera County - Special Road 35,011 $4,223,325,069 $2,178,398,904 Bandera County - County Road 35,011 $4,223,325,069 $2,186,856,179 Bandera ISD 27,937 $2,747,116,185 $1,632,145,144 Medina ISD 4,300 $981,271,750 $253,273,539 Utopia ISD 2,370 $438,236,294 $129,405,362 Northside ISD 408 $54,552,531 $35,882,159 Flying L PUD 700 $50,307,599 $41,361,321 BCRAGD 35,011 $4,223,325,069 $2,215,330,710 ESD#1 2,199 $435,109,358 $117,408,500 Source: 2018 Certified Appraisal Roll Tax Rates The following tax rates were adopted by the taxing jurisdictions: Entity Code M&O I&S Total City of Bandera BT Bandera County BC Bandera County - Special Road SPC Bandera County - County Road CR Bandera ISD BS Medina ISD MS Utopia ISD US Northside ISD NS Flying L PUD FR BCRAGD SW ESD#1 ESD

10 2018 ANNUAL REPORT OF THE CENTRAL APPRAISAL DISTRICT OF BANDERA COUNTY Office Location: Central Appraisal District of Bandera County 1206 Main Street Bandera, TX Mailing Address: P.0. Box 1119 Bandera, TX Customer Inquiries and Assistance: Phone: (830) Fax: (830) Website: Business Hours: Monday Friday 8am to 5pm Presented by: Wendy M. Grams, RPA CCA CTA Chief Appraiser 2018 BOARD OF DIRECTORS Bo Mansfield, Chairman Nick Palacios, Vice-Chairman Gary Johnston, Secretary Lee Haile, Board Member Dale Naumann, Board Member George Sharman, Board Member Gwenda Tschirhart, Non-Voting Board Member 8